Lots of people on here have great advice regarding location. 

We have an airbnb in PHX and winter is our best months of the year so it really depends where the property is located. 

Not sure what the layout looks like or location - but in a solid location, which I'm assuming since it's an STR, you should be able to in the ball north of $800-1000 per room and even more so for the rooms with private baths.

There won’t be a ton of supply, so you should be able to get an idea on locations and pricing fairly quickly.

I guess I need help determining how to locate properties to be able to crunch the numbers. 

If you can spend 250-325k, you should think MTR, not STR, because that is more likely to scale in any area because of all of the different types of renters for MTR compared to STR, which is more location-based and amenities-driven.

The units look nice, the apartments are spacious and located in a nice town, close to the NYC train (50 mins from NYC).

Dollar Tree took advantage, snapping up 12 locations for 280,000 square feet, mostly in the West Valley.

It sounds like you've done a lot to improve the property already, and with a good location near a growing downtown, it has strong rental potential.

When I was investing, this is what I did to help locate the right wholesaler - I would supply them VERY specific details of what WORKS for me in the way of a property.